Here are some alternatives to commingling your assets: using the Solo participant loan feature to do the deal outside of retirement funds using non-recourse financing from a lender or private source in combination with retirement funds as the down paymentusing your 401k or IRA and partnering with non-disqualified persons 

@Jay Hinrichs I just really dont want to spend my whole life working in a factory

I am no expert on Florida or Winter Springs, so I cannot give you specific advice on what to adjust for in your area without spending time learning that area.

I am not sure this is the healthiest way to spend your money.

If they think there's a chance they won't pass your screening, they won't spend $40 or waste their time filling out your application.

All this while, I would tell him that don't worry about me, you are not paying me, the seller will be paying my commission.After two months of showing him houses and spending many hours consulting him on good areas in Houston, he decided to go and talk to builders.

Spend time reading and posting on BP, webinars, etc.

The only money you need to spend, in my opinion is on books. 

You're a private real estate lender?!"

Do showings instead this will reduce the time you are spending.